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Differences in on frame and off frame modulars

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Differences in on frame and off frame modulars

Postby » Mon Mar 24, 2008 11:55 am

We have just started looking into modular homes. What are the differences in on frame and off frame modulars? So far the only thing we can find is one is left on the steel frame while the way it is built is just the same as an off frame. Does this make a big difference in the way it is appraised, financed, insured, or the resale value? We would be putting it on a permanent foundation on some acreage that we own. We also intend for this to be our last home. We have been told that they are cheaper by several thousands of dollars because of not having to use a crane for set up and that the steel frame left under it just serves to make it stronger. Also what are the differences in how it is placed and attached to a foundation? We will also have front and back porches and a carport or garage built on. Another question is what is the difference between an on frame modular and a manufactured home other than the modular being built to better codes than the HUD codes of a manufactured home? We would really appreciate help in understanding this. We have visited a manufacturer and was very impressed with what we saw there in how modulars are built.
budonson offline
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Joined: Tue Mar 18, 2008 5:24 pm

Re: Differences in on frame and off frame modulars

Postby » Tue Mar 25, 2008 4:14 am

There are a few practical differences you might encounter..Some states REQUIRE appraisers to appraise on frame modulars using ONLY other on frame mods as comparables or manufactured homes as an alternative..Generally the appraisal will be over $25/ sq ft lower than an off frame mod which is compared to conventional homes in the area..Also most insurance companies treat on frame as if it was manufactured home with higher rates...Then almost all legitimate mortgage lenders treat on frame as manufactured which means at least 1/2% higher rates at best(if they will mortgage them at all) and NO cash out refi possibilities..Just remember that 1/2% on the typical home is over $50 /mo more or $18,000 more interest over the life of the loan..Of course the structure is NOT the same..Most often on frame mods have 2x6 floor joists while the off frame usually have 2x10 floor structures...Call the plant engineer at the plant you visited for exact differences...I would say usually the on frame modulars are exactly the same as the HUD home built in the same plant,except they were inspected by a different inspector...In many ways there are far more consumer protections in the HUD homes....There is NO similar national over-site agency for mods If the frame does not bother your mind..buy a high quality manufactured home...If lower expenses and stronger resale are important buy the off frame mod..If you feel you might want the peace of mind of substantial consumer protection, buy the HUD home. Only you can decide what is important to you....

Call any insurance agent, appraiser and/or mortgage broker in your area for confirmation of the above reality..
rmurray offline
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Joined: Fri May 26, 2006 12:49 am

Re: Differences in on frame and off frame modulars

Postby » Tue Mar 25, 2008 5:17 pm

rmurray, thanks for all the useful information. That clears up several questions. Do you have any suggestions as to which manufacturer makes the best quality home available in TN? We have looked at Franklin and Commodore and was more impressed with Franklin. We have found a place close by that sells Modular One homes and are planning to take a look. Any advise would be appreciated as this is all new to us.Thanks again.
budonson offline
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Joined: Tue Mar 18, 2008 5:24 pm

Re: Differences in on frame and off frame modulars

Postby » Wed Mar 26, 2008 3:43 am

Norris builds an interesting home and it is built in TN..Also Nationwide services most of the state..Nationwide homes are built by traditional builders who have seen that they can offer a better home when it is built in a factory...The builder locator section of Nationwide's web site is here..See if they have a builder in your county..They do NOT sell any homes through a street dealer like manufactured homes do

http://www.nationwide-homes.com/main.cfm?pagename=builderLocator

While there browse the web site for info on these fine homes...

Good Luck
rmurray offline
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Joined: Fri May 26, 2006 12:49 am

Re: Differences in on frame and off frame modulars

Postby » Sat Mar 29, 2008 3:09 pm

rmurray

We live in Kansas and had bought and setup a Redman out of Nebraska in 2002. Overall pretty good, just mostly problems with drawer fronts falling off and cracks in the wall from moving just were never able to fix right. We had to sell and move out of state 3 years later due to job relocation. We are back in Kansas and going to be putting a modular on land that has been mine and in my family for 150 years. So this is permanent. We have looked at Skyline out of Halstead, OakCreek homes dealer in Tulsa, oK; Deer Valley (they are just Hud though in Ks), and Liberty homes, Palm Harbor and Redman again, maybe just concerned on service. These all so far seem to be ones that will hold up and we like the style of them. Any suggestions. We are planning on putting over a basement that will be a walkout on one end where a 2 car garage will be for the walkout part.

Any help would be great. Thanks so much. Emili
emilimoore offline
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Joined: Sat Mar 29, 2008 2:53 pm

Re: Differences in on frame and off frame modulars

Postby » Tue Apr 08, 2008 2:33 am

We have lived in our Norris for 3 months, which we ordered. It was built at the Bean Station TN facility. We love it. It came in about 6 weeks and was exactly what we ordered. We actually have this for my brother and wife who are retiring from South Florida. It is 1738 sq ft with 9 ft ceilings. Plenty of room. We have our hearts set on a cape cod style so have been looking to see if another company offers anything we can't get from Norris in that type of plan. If anyone has any experience with capes please let me know. Thanks so much.
DianaT offline
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Joined: Tue Apr 08, 2008 2:21 am

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